Abolishing the common area of commercial housing is a common topic.
During the Two Sessions this year, Hong Yang, a member of the National Committee of the Chinese People's Political Consultative Conference, proposed "cancellation of public stalls", which once again attracted great attention.
"The public pool area can't be seen or touched, but the people have paid high costs for it." Hong Yang said.
However, this hot topic that has touched the pain point of home buyers, although it has been mentioned every year, why is it still not implemented?
Is it really possible to abolish the public pool?
"Cancellation of public stalls" was proposed 11 years ago
According to the People's Daily client Ningxia channel, on March 6, Hong Yang, a member of the National Committee of the Chinese People's Political Consultative Conference, strongly suggested that the state cancel the public space for commercial housing.
In the process of performing his duties, he found that the area and size of the commercial housing public stalls are all a fog, and the developers can only "talk", and the buyers have no right to defend themselves.
"Adding public pool area to commercial housing sales is a common phenomenon across the country. The most frightening thing is that the public pool area lacks legal basis and institutional constraints."
Hong Yang believes that no professional organization has ever measured the common pool area of each household under the supervision of the owner or a third-party professional organization, and no owner has ever measured the common pool area of their own house.
The public pool area is invisible and intangible, but the people have paid high costs for it.
At the same time, the owners did not enjoy the legitimate benefits of the shared area.
The developers only shared the data and expenses of the shared area to the owners, while the revenue generated by the shared area (advertising, parking spaces, clubs, supermarkets, etc.) was appropriated by the developers.
Hong Yang also believes that it is unreasonable to charge residential property fees based on the building area. The property company only serves public areas, not home services. The residents' indoor hygiene and facility maintenance are all borne by the residents themselves. Why should the property charge include the indoor area? ?
The public pool area is not heated, but the heating fee is mostly charged according to the building area (including the pool area), which is extremely unreasonable.
In fact, this is not the first time that a representative or member of the National People's Congress has proposed to cancel the public space for commercial housing. In recent years, this topic has been mentioned almost every year.
During the two sessions in 2021, Zhou Shihong, a member of the National Committee of the Chinese People's Political Consultative Conference, submitted a proposal for "cancelling the public pool area".
He believes that due to the lack of necessary restrictive standards for the common pool area, the real estate developers measure and fill in the report by themselves, which may lead to the situation of black-box operation, which will eventually lead to the continuous increase of the pool area.
In addition, Zhou Shihong has proposed for four consecutive years to implement the sale of existing commercial housing. In 2022, he will continue to propose to cancel the pre-sale system of commercial housing.
According to a report by Xinhua News Agency, as early as 2011, during the two sessions, some representatives of the National People's Congress suggested that the pre-sale system and public pool area of commercial housing should be cancelled, in line with international standards.
In 2018, the topic of residential pooling area sparked extensive discussions in the whole society.
The central media Xinhua News Agency issued a document at that time, "The contradiction between the public pool area and the people needs to be solved urgently", supporting the cancellation of the public pool.
In 2019, the official website of the Ministry of Housing and Urban-Rural Development released a 31,000-word "Residential Project Specification (Draft for Comment)", in which Article 2.4.6 of the second part states: "Residential buildings should be traded on the basis of the area used in the suite." This is The Ministry of Housing and Urban-Rural Development proposed for the first time that houses should be traded by the area of the suite.
In May 2021, the Shandong Provincial Department of Housing and Urban-rural Development required developers to clearly mark the construction area, built-in area, public pool area and location of the house in the contract when signing a commercial housing sales contract with a buyer. It is just an act of regulating the market order and enhancing transparency, but it has not been able to truly cancel the public pool area.
May cause nominal house prices to rise
"I very much hope to cancel the public pool area, because there is a serious information asymmetry between our home buyers and developers regarding the size of the public pool." Wang Yue, a home buyer who just bought a house in Shanghai, told reporters.
Wang Yue calculated an account: during her house inspection last year, the rate of acquisition of most ordinary properties in Shanghai was about 75%, and the rate of acquisition of the lowest property was 68%.
In the end, she bought a real estate with a 76% housing rate. The area is 99 square meters. The lot is outside the outer ring. The price is about 50,000 yuan per square meter, so she spent 1.19 million yuan on the public pool area.
"The house I bought is well-decorated, with fresh air, floor heating, and central air conditioning, so there is a high cost of decoration per square meter, but I believe that such decoration is not needed for the public pool. Same price inside?" Wang Yue said.
Li Wei, a real estate practitioner, told reporters that there is indeed a serious information asymmetry in public booths.
"Generally speaking, real estate developers have professional design, cost, and financial teams, and they conduct a large number of calculations and evaluations before acquiring land. How to design, how to do cost plans, and what profit margins will be formed at the beginning of land acquisition. The plan must be in pursuit of maximizing profits while ensuring quality. These calculations are very complicated, and ordinary home buyers cannot understand.”
However, Li Wei believes that once the public share area is cancelled, it will cause a rise in nominal house prices. "The cost of public areas will still be allocated to buyers in another form. After all, no one will do business at a loss."
In other words, if there is a public stall, the price of the public stall is the price of the public stall, and the net area is the price of the net area. This may be one of the reasons why the call to cancel the public stall has not really been implemented.
Wang Yue, a home buyer, believes that she would rather accept the price increase in the area of the apartment, and does not want the "black box operation" part of housing consumption that is unclear.
"Source of public stalls" Hong Kong has abolished public stalls
Is it feasible to cancel the public pool area after shouting for more than ten years?
Hong Kong, China is considered to be the birthplace of "public stalls". The pre-sale of off-plan housing and the sale of public stalls in mainland China were all borrowed from Hong Kong in the 1990s.
In fact, Hong Kong officially abolished the public pooling model 9 years ago, and it took years of debate from various parties before it was completely abolished.
Around 2006, Hong Kong has implemented the public share model for about 50 years. Government departments have found that the housing availability rate has continued to decline. In the 1970s, the housing availability rate in real estate was generally over 90%. By 2006, Li Ka-shing's long-term In fact, only 40% of the housing in the first real estate was left, which caused a social uproar, and then there were calls for the cancellation of the public pool.
At that time, Hong Kong developers also questioned the "cancellation of public housing", saying that selling houses based on "usable area" would increase the unit price per square meter, and would lead to the method of pricing existing houses (calculated by construction area) and new houses (calculated by useable area). mess.
But in the end, from 2013, Hong Kong began to completely cancel the public pool area, and the sales of new houses must be marked according to the usable area, otherwise they will be fined 1 million to 5 million Hong Kong dollars and sentenced to 3 to 7 years in prison.
For the sale of existing houses, the government requires sellers to provide double information in terms of "inside area" and "construction area".
"I think now is a good time to cancel the public pool area in mainland China." Bai Wenxi, chief economist of IPG China, told Yicai.com.
Bai Wenxi believes that whether commercial housing is included in the public pool area when it is sold is actually just a matter of calculation method, and there is no technical obstacle.
The cancellation of public pools will push up nominal housing prices. In the past, when housing prices rose, local government departments and developers who were responsible for housing price control may become obstacles to the cancellation of public pools. However, at present, housing prices are relatively stable and even show a certain downward trend. Shared area is possible.
Yan Yuejin, research director of the Think Tank Center of E-House Research Institute, believes that the public pool area is a common concern of home buyers. It is suggested that some cities should take the lead in pilot projects. It is not recommended to make drastic reforms. phenomenon of cost.